unified development...

UNIFIED DEVELOPMENT ORDINANCE

ANALYSIS REPORT

LANCASTER COUNTY, SC

Prepared by Catawba Regional Council of Governments

July 28, 2014

ii

Acknowledgements

Lancaster County Council

Larry McCullough, District 1, Chairman

Bob Bundy, District 3, Vice-Chairman

Jack Estridge, District 6, Secretary

Charlene McGriff, District 2

Larry Honeycutt, District 4

Steve Harper, District 5

Brian Carnes, District 7

Lancaster County Planning Commission

Charles Keith Deese, District 3, Chairman

S. Keel Kelly, District 4, Vice-Chairman

Ron Pappas, District 1

Vedia Hatfield, District 2

Tommy Dabney, District 5

Open, District 6

Jerry Holt, District 7

Lancaster County Staff

Steve Willis, County Administrator

Debbie Hardin, Clerk to Council

Penelope G. Karagounis, Planning Director

Elaine Boone, Planner II

Alex Moore, Planner II

Nick Cauthen, Planner I

Kathy Johnson (former Planning employee)

Kenneth Cauthen, Zoning Official

Stephen Blackwelder, CFI, CPE, Fire Marshal

Jeff Catoe, Public Works Director

iii

Section 1 Introduction 1

A. Background—History and Recent Development 1

B. Planning Context 2

C. The Comprehensive Plan 2

D. Methodology 3

E. Organization of the Analysis Report 3

Section II Major Recommendations for Update of Code 4

A. New Format and Layout for a More Efficient Code 4

1. Improve the Overall Organization of the Code 4

a. Consolidate UDO and Other Development 4

Ordinances

b. Revise the Organization of UDO 4

c. Improve Referencing 5

d. Illustrate Major Concepts with Graphics 5

e. Update and Consolidate Definitions 5

2. Make Development Review Processes More Efficient 6

a. Update and Consolidate Process into One Chapter 6

b. Create a Clear Set of Procedures 6

c. Clarify Development Standards and Agreements 6

d. Revise Development Agreements Section 6

3. Address Possible Amendments Differently 7

a. Enhance Incorporation of Text Amendments 7

b. Work within Capabilities of Updated Code 7

B. Revise Zoning Districts and Use Classifications 7

1. Reduce the Number and Enhance Residential Zoning 7

Districts

2. Refine Business and Industrial Districts 8

3. Refine Planned Development Districts and Overlay 9

Districts

4. Modernize the Uses 10

5. Enhance the Use Table 10

Section III Additional Recommendations for Update of Code 10

A. Protect Rural and Urban Neighborhoods 10

B. Encourage Development Adjacent to Existing 10

Communities and Infrastructure

Lancaster County Unified Development Ordinance Analysis Report

Table of Contents

iv

Figures

Figure 1—Projected Population Growth by 2050 1

Figure 2—Comprehensive Plan Elements 2

Tables

Table 1—Major Recommendations for Update of Code 3

Table 2—Existing Format of Unified Development Ordinance 4

Table 3—Proposed Format of an Updated Unified Development Ordinance 5

Table 4—Existing Residential Districts 7

Table 5—Existing Overlay Districts 9

Appendices 12

Appendix A UDO Chapter by Chapter Analysis 13

Appendix B Existing Planned Development Districts 19

Appendix C Format of Page Example 20

Appendix D Illustration Example 21

Appendix E Table of Contents Example 22

Appendix F References and Resources 23

Lancaster County Unified Development Ordinance Analysis Report

Table of Contents

Lancaster County Unified Development Code Analysis

7/28/2014—Page 1

Section I Introduction

A. Background — History and

Recent Development

Located in the Piedmont Region of north-central

South Carolina, Lancaster County was established on

March 12, 1785. Surrounding Lancaster County are

the counties of Chester, York, Fairfield, Chesterfield,

and Kershaw in South Carolina and Union and

Mecklenburg in North Carolina. Three municipalities

are in Lancaster County: the City of Lancaster, the

Town of Kershaw, and the Town of Heath Springs.

Lancaster County’s history includes significant battles

of the Revolutionary War. Beginning in 1827 until

1942, Lancaster County became known as one of the

largest gold producers east of the Mississippi River

for the Haile Gold Mine. Following the Civil War,

Col. Leroy Springs founded Springs Cotton Mill in

1895. This textile enterprise became one of the

largest textile plants in the world and influenced the

character and economy of Lancaster County for over

a century until the downturn of the U.S. textile

industry.

Today, Lancaster County is experiencing dramatic

growth in the northern portion of the county, known

as The Panhandle and Indian Land. The economic

and residential growth are occurring as a result of

the growth of the Charlotte, North Carolina

metropolitan region. Between 2000 and 2010, the

Charlotte urbanized area increased in population by

64.6% to 1.25 million people, the fastest growing

urban area during that time period (CEDS, 2012).

The population of Lancaster County in 2010 was

76,652 residents and between 2000 and 2010, the

Panhandle’s population grew from 7,059 to 19,729.

This is a dramatic 179% increase and represents a

quarter of the county’s total population.

The Connect Our Future Project, a South Carolina

and North Carolina regional planning project is

currently in the final year of a three year program to

develop a regional growth strategy for a fourteen

county region in South Carolina and North Carolina,

including Lancaster County. As a part of the

Connect project, population projections have been

completed for each of the fourteen counties within

the planning area. The population estimates for

Lancaster County through 2050 are reflected in

Table 1, Projected Population Growth by 2050.

With the 2010 population of 76,652 and the

estimated 2050 population of 120,689, Lancaster

County is projected to experience a 63.5% increase

in population growth over the next forty years.

61,351

76,652

85,904

96,212

107,758

120,689

0

20,000

40,000

60,000

80,000

100,000

120,000

140,000

2000 2010 2020 2030 2040 2050

Figure 1—Projected Population Growth by 2050

Source: Connect Our Future, 2013


7/28/2014—Page 2

B. Planning Context

Lancaster County contracted with Catawba Regional

Council of Governments to conduct an analysis of

the Lancaster County Unified Development Code.

The Unified Development Code is adopted under

the authority of the Code of Laws of South Carolina,

Title 6, Chapter 29—South Carolina Local

Government Comprehensive Planning Enabling Act

of 1994. The scope of the analysis includes

reviewing the Unified Development Ordinance and

determining sections of the Code that are in need of

updating for better efficiency and functionally. Also,

the analysis includes consideration of the Code and

development in Lancaster County in relation to the

existing Comprehensive Plan and the preliminary

goals and objectives of the updated Comprehensive

Plan currently underway.

C. Comprehensive Plan

Lancaster County’s first comprehensive plan dates

back to June, 1974 and the Land Use Plan prepared

through assistance with the Department of Housing

and Urban Development. More recent

comprehensive plans include the Comprehensive

Land Use and Development Plan of June, 1990. A

Land Use and Development Standards Ordinance

was also adopted at the same time.

Comprehensive plans adopted after the Planning Act

of 1994 include 1996, 1999, 2007 and 2013. A new

Lancaster County Comprehensive Plan is underway

and should be complete by the end of 2014.

Policies in the current Comprehensive Plan cover the

nine planning elements of Population, Land Use,

Cultural Resources, Natural Resources, Community

Facilities, Environment, Economic Development,

Transportation and Priority Investment. Some

examples of goals in the existing plan are:

Direct development to those areas which have

the soils and infrastructure to accommodate

development while having limited impact on the

environment.

Encourage orderly development where it will

avoid placing incompatible uses adjacent to one

another...discourage development from

occurring in areas which contain prime

agricultural land.

Provide a safe, pleasant and environmentally

sound living and working environment.

Encourage development so that employment

opportunities are available to all and living

standards continue to improve.

The intent of the Unified Development Ordinance is

to implement the Comprehensive Plan. The current

Unified Development Ordinance does regulate

development in Lancaster County to achieve these

goals; however, language in the code can be

enhanced and result in successfully achieving the

Comprehensive Plan goals for orderly development,

high quality of life, economic development

opportunities and a safe environment.

Natural Resources

Cultural Resources

Population

Economic

Housing

Community Facilities

Transportation

Land Use

Priority Investment

Figure 2—Comprehensive Plan Elements


7/28/2014—Page 3

D. Methodology

The analysis of the Unified Development Ordinance

is intended to determine the effectiveness of the

code and identify opportunities to develop a better

and more efficient code. Through the analysis of the

Unified Development Code by Catawba Regional

Council of Governments, major concepts were

identified that should be addressed in a Unified

Development Code rewrite to successfully

implement Lancaster County’s Comprehensive Plan.

Catawba Regional Council of Governments did an

initial evaluation and analysis to identify the sections

of the Unified Development Ordinance that are

effective and those that are not effective. A Unified

Development Code committee comprised of County

staff from Planning, Zoning, Public Works and Fire

provided input monthly beginning January 2014 on

the existing code to Catawba Regional Council of

Governments. Over the past six months, sections of

the Code were identified in need of revisions and

updates. The review by staff along with the Catawba

Regional Council of Governments resulted in the

overall analysis of the Unified Development

Ordinance. The Unified Development Code Analysis

covers current issues facing Lancaster County and

how successful these regulations are in implementing

policies in the Lancaster County Comprehensive

Plan.

Concepts from the Unified Development Code

Analysis were shared with the Lancaster County

Planning Commission and the Lancaster County

Council. The input from both the Planning

Commission and County Council were included in

the final Unified Development Code Analysis Report.

The comments received from County officials and

staff were incorporated into Table 1—Major

Recommendations for Update of Code that include

the following: 1) New Format and Layout for a More

Efficient Code; and 2) Revise Zoning Districts and

Use Classifications. Other recommendations are

reflected on page 10 include: Protecting Urban and

Rural Neighborhoods; and Encourage Development

Adjacent to Existing Communities and Infrastructure.

E. Organization of the Analysis Report

The Unified Development Ordinance Analysis

Report has two sections. The first half of the report

is the background and summary of the Unified

Development Ordinance Analysis Report and the

second half of the report comprises the major

recommendations of the update of the code.

There are also six appendices in the report.

Appendix A is a UDO Chapter by Chapter Analysis

of the Unified Development Ordinance; Appendix B

is the Existing Planned Development Districts Table;

Appendix C is a Format of a Page example; Appendix

D is an Illustration example; Appendix E is a Table of

Contents example and Appendix F is Reference and

Resources.

New Format and Layout for a More Efficient Code Revise Zoning Districts and Use Classifications

Improve the Overall Organization of the Code Reduce the Number and Enhance Residential Zoning

Districts

Make Development Review Processes More Efficient Refine Business and Industrial Districts

Address Possible Amendments Differently Refine Planned Development Districts and Overlay

Districts

Modernize the Uses

Enhance the Use Table

Table 1—Major Recommendations for Update of Code


7/28/2014—Page 4

Section II Major

Recommendations for

Update of Code

A. New Format and Layout for a

More Efficient Code

1. Improve the Overall Organization of

the Code

a. Consolidate Unified Development Ordinance

and Other Development Ordinances

The Unified Development Ordinance consists of

twenty-three chapters. Lancaster County also has

land development regulations in separate chapters of

the Code of Ordinances of Lancaster County:

Chapter 9 Flood Damage Prevention Ordinance

Chapter 20 Mobile and Modular Homes

Chapter 26 Roads, Bridges and Public Ways

These regulations should be consolidated into an

updated Unified Development Ordinance for a more

efficient and user-friendly document. The land

development regulations that are included in these

three chapters of the Code of Ordinances would be

better suited as a part of the Unified Development

Ordinance. Since these chapters address

development issues and the Unified Development

Ordinance is supposedly structured to have all

development regulations included, these three

chapters should be incorporated into an new code.

b. Revise the Organization of the Unified

Development Ordinance

The Unified Development Ordinance is structured as

reflected in Table 2—Existing Format of Unified

Development Ordinance. The format of a code

should make the ordinance more user–friendly and

easier to administer. The existing format of the

Unified Development Ordinance has the zoning

districts described in Chapter 2 and uses listed in a

table format in Chapter 3. Other requirements for

each zoning district are reflected throughout various

chapters throughout the Unified Development

Ordinance. This is cumbersome and makes what is

required in each zoning district more difficult to

understand.

A more effective means of format for the Unified

Development Ordinance is having a zoning district

chapter that has information for each zoning district

with allowable uses and all development

requirements included therein. By combining the

uses, regulations, and graphics for each individual

zoning district, the Unified Development Ordinance

will function more effectively and efficiently.

The other sections of the Unified Development

Ordinance that need restructuring include the

Administrative components of the ordinance.

Chp Title Chp Title

1 Title, Purpose, and Jurisdiction 13 Land Development Regulations (Subdivisions)

2 Zoning Districts and Zoning Map 14 Streets and Sidewalks

3 Permissible Uses 15 Utilities

4 Conditional and Special Exception Uses 16 Flood, Drainage, Stormwater, Sediment, and Erosion Controls

5 Density and Dimensional Regulations 17 Open Space

6 Permit Approval 18 Amendments

7 Enforcement and Review 19 Definitions

8 Administrative Mechanisms 20 Information Required with Applications

9 Nonconforming Situations 21 Specifications for Street Design and Construction

10 Signs 22 Guide for Landscaping

11 Parking 23 Development Agreements

12 Landscaping Requirements

Table 2 - Existing Format of Unified Development Ordinance

Source: Lancaster County UDO


7/28/2014—Page 5

Throughout the Unified Development Ordinance,

administrative language occurs in Chapter 6, Permit

Approval; Chapter 7, Enforcement and Review;

Chapter 8, Administrative Mechanisms; and Chapter

18, Amendments. Administrative language also is

included in many other chapters, primarily when text

additions have been added and administrative

language is simply included in the text amendment

section. Again, this makes administration and use of

the Unified Development Ordinance cumbersome

and difficult to use.

It would be more efficient for all administrative

components of the code to be combined into one

chapter. As text amendments are made, additional

administrative language should be added in the

chapter that has the administrative regulations. A

proposed format of an updated Unified Development

Ordinance is reflected in Table 3.

c. Improve Referencing

Referencing is possible through effectively structuring

the sections and chapters of the Unified

Development Ordinance with numbers and indexing.

The Unified Development Ordinance Table of

Contents currently does not include a list of the

sections within each chapter. Having a detailed Table

of Contents with section numbers within chapters

will enhance referencing and make referencing more

effective in an updated Unified Development

Ordinance. Another important part of referencing is

in language of the ordinance and noting another

section of the code. In the current Unified

Development Ordinance, referencing within the text

is poor and does not make the code user-friendly.

As text amendments have been incorporated within

chapters over many years, the amendment process

has made accurate referencing difficult. An example

is found in Chapter 2, Section 2.1.3.3 refers to

Section 4.1.17 and the correct reference is Section

4.1.16. A text amendment was done within Chapter

4 which inadvertently created this incorrect

reference in Chapter 2. In the updated code, an

electronic search by keyword will also enhance

referencing.

d. Illustrate Major Concepts with Graphics

Illustrations are very important to demonstrate what

the regulations are and how they are interpreted.

The Unified Development Ordinance does not have

effective graphics. The illustrations that are included

in the Unified Development Ordinance are not

legible and are not easily understood. An updated

Unified Development Ordinance should have

numerous graphics and visuals that demonstrate the

regulations efficiently and clearly. Major concepts

should be shown with graphics to make sure the

intent of the code isn’t lost over time as staff changes

occur. These major concepts will also emphasize the

planning principles of the Comprehensive Plan. For

example, if one of the goals of the Comprehensive

Plan is to protect neighborhoods and enhance quality

of life, a graphic in the code can illustrate effectively

the buffering and landscaping required between an

commercial use and a single-family residential district.

Appendix D, Illustration Example shows graphics for

sign regulations.

e. Update and Consolidate Definitions

Definitions are located in Chapter 19; however,

definitions are also included in at least nine other

Chp Title Chp Title

1 Purpose and Applicability 10 Lighting

2 District Standards 11 Signs

3 Supplemental and Temporary Use Standards 12 Erosion, Flood, Stormwater and Watershed Standards

4 General Provisions for All Districts 13 Nonconformities

5 Building and Design Standards 14 Administrative Agencies

6 Subdivision and Infrastructure Standards 15 Administration

7 Parks and Open Space 16 Violations and Penalties

8 Tree Protection and Landscaping 17 Definitions

9 Parking and Driveways

Table 3 - Proposed Format of an Updated Unified Development Ordinance

Source: City of Wilson, NC UDO, 2013


7/28/2014—Page 6

chapters. This has also occurred frequently as text

amendments have been incorporated into the Unified

Development Ordinance. All definitions should be

included in the chapter for definitions and are in

need of updating.

2. Make Development Review Processes

More Efficient

a. Update and Consolidate Process into one

Chapter

Instead of review processes being covered in at least

four of the Unified Development Ordinance

chapters, the process should be included in just one

chapter of the updated Unified Development

Ordinance.

The existing Unified Development Ordinance has

procedural and administrative items in at least four

chapters. This contributes to the Unified

Development Ordinance being difficult to

understand and use. It is recommended that the

administrative agencies be described in one chapter

and administrative processes addressed in a following

chapter. The administrative bodies within Lancaster

County would include: Unified Development

Ordinance Administrator, County Council, Planning

Commission, Board of Zoning Appeals, Design

Review Committee, Staff. The purpose of the single

administration chapter is to provide a

comprehensible and straight forward development

process that is equitable and fair to everyone. This

includes applicants, residents and neighborhoods,

County staff and agencies and the County Council.

b. Create a Clear Set of Procedures

The updated Unified Development Ordinance should

include clear language on the procedures for all

development activity within Lancaster County. A

great tool to use in the updated Unified

Development Ordinance is a permit/process type

table. This table would include the following

information: 1) Permit/Process Type; 2) Section

Reference Number; 3) Review Type; 4) Reviewing

Agency; 5) Public Notification; 6) Approving Agency;

7) Appeal Process; 8) Permit Period and 9) Permit

Extension. By using this type of graphic within the

code, the reader has development activity process

language that is complete and concise. If the reader

wants additional details on the process type, the

section reference number can provide greater

information.

A second table could be included in the updated

Unified Development Ordinance that shows the data

required for different development activities and

applicat ions. An “Applicat ion Submittal

Requirements” list or an “Administrative Manual

with Application Submittal Process” should be

created and on file in the Planning Department to

provide additional guidance to applicants on the

detail information appropriate and necessary for

appropriate review and consideration.

By consolidating the administration of the Unified

Development Ordinance into fewer chapters, the

newly updated code will be greatly enhanced and

more concise than the existing Unified Development

Ordinance.

c. Clarify Development Standards and Agreements

In the existing Unified Development Ordinance,

development standards are included in many

chapters. As with other elements of the Unified

Development Ordinance that are included in many

chapters in the code, this makes the ordinance less

effective in communicating the intent for quality

design for high quality of life and enhanced property

values. It is recommended that these standards be

included in one chapter of the updated code.

d. Revise Development Agreements Section

In 2005, the code was amended to include Chapter

23, Development Agreements. These agreements

are covered under the South Carolina Local

Government Development Agreement Act of 1993

which gives local governments the opportunity to

create binding agreements with developers for the

long-term development of large tracts of land. A

development agreement gives a developer a vested

right for the term of the agreement to proceed

according to land use regulations in existence at the

date of the agreement. Approximately fourteen

development agreements have been used in

Lancaster County since 2005.

In the updated code, development agreements could

be included under the Administration chapter that

specifies different processes for varying development

opportunities. Development agreements have also

been used with Planned Development Districts as

noted in Appendix B, Existing Planned Development

Districts.


7/28/2014—Page 7

3. Address Possible Amendments

Differently

a. Enhance Incorporation of Text Amendments

As land development regulation ordinances age over

time, often the number of text amendments and map

amendments increase. While text amendments are

necessary options for jurisdictions, text amendments

should be carefully done. The existing Unified

Development Ordinance reflects many text

amendments done within chapters that have

unintentionally resulted in references that are

incorrect throughout the code. In the review of the

Unified Development Ordinance, numerous

incorrect reference numbers were identified in

relation to text amendments. The reference

numbers are important to refer users in one section

to other sections of the ordinance that relate to

their topic.

b. Work within Capabilities of Updated Code

An updated Unified Development Ordinance should

be structured to provide clear direction on the

implementation of the Comprehensive Plan. The

standards in the code should be concise and clear.

With any effective code, components of the code

should provide for some administrative review.

After the Unified Development Ordinance is

updated, requests for development should be

handled within the context of the code and text

amendments for particular developments should not

be positively considered. It is important as the

Unified Development Ordinance is updated, that

amendments be limited and developers encouraged

to work within the new code’s capabilities to prevent

developing a complex and ineffective code.

B. Revise Zoning Districts and Use

Classifications

1. Reduce the Number and Enhance

Residential Zoning Districts

The existing Unified Development Code has

fourteen residential zoning districts, reflected in

Table 4. All residential zoning districts, except for

one include “Agricultural” in the title and all

residential zoning districts, except for seven, allow

for manufactured homes. Livestock facilities and

agricultural activities, such as general row crop

production, free-range livestock operations, pasture

land, hay land, woodland and wildlife management

areas are allowed in all fourteen residential zones

with a zoning permit. Manufactured homes are

allowed with a zoning permit in 45D zone and

permissible subject to certain conditions being met in

six of the fourteen districts.

Abbreviation District Name Abbreviation District Name

R-15 Moderate Density Res/Agricultural R-30P Low Density Res/Agricultural Panhandle

R-15S Manufactured Housing/Agricultural R-45 Rural Res/Agricultural

R-15D Moderate Density Res/Manufactured Housing/Agricultural R-45A Rural Res/Intense Agricultural

R-15P Moderate Density Res/Agricultural Panhandle R-45B Rural Res/Business/Agricultural

R-30 Low Density Res/Agricultural R-45D Rural Res/Manufactured Housing/Agricultural

R-30S Low Density Res/Manufactured Housing/Agricultural MF Multiple-Family/Agricultural

R-30D Low Density Res/Manufactured Housing/Agricultural MHP Manufactured Home Park

Table 4—Existing Residential Districts



7/28/2014—Page 8

In the first Land Use and Development Standards

Ordinance for Lancaster County, it appears that only

four of the total nine zones were set aside for

residential. Four residential districts are too few and

fourteen too many, a better balance is needed in the

updated code to maintain the variety of residential

communities that exist in the County and have

residential districts with better descriptions.

It is recommended in the updated Unified

Development Ordinance to consider reducing the

number of residential zoning districts. For the

residential districts that are slightly different, those

districts can be consolidated into broader and more

flexible residential districts. Keys to consolidating

the number of residential districts are to identify

ways to reinforce the residential community

character without needing a separate district and to

avoid down-zoning properties as much as possible

(Elliott, 2012). One option to enhance residential

zones for multi-family zones is to allow

neighborhood commercial uses that will foster

opportunities for mixed uses. Currently, the Unified

Development Ordinance doesn’t allow for any type

of light commercial uses in the Multiple-Family/

Agricultural District.

2. Refine Business and Industrial Districts

Four commercial zones and two industrial zones

exist under the current Unified Development

Ordinance. The commercial districts are B-1,

Business Office District; B-2, Community Business

District; B-3, General Commercial District; and B-4,

Restricted Commercial District. Two industrial

zones are I-1, Light Industrial District and I-2, Heavy

Industrial District.

Under the current Unified Development Ordinance

and Zoning Map, only 3% of commercial parcels are

zoned B-1, Business Office District and only 13% of

commercial parcels are zoned B-2, Community

Business District. Eighty-three percent of all

commercial parcels are zoned B-3, General

Commercial District. Under a new Unified

Development Ordinance and Zoning Map, it is

recommended to use professional office zones and

neighborhood business zones more than those

categories are currently being used in Lancaster

County. Professional and neighborhood commercial

uses are more compatible with residential uses and

provide economic development opportunities near

housing without the more intrusive uses allowed in

B-3, General Commercial, such as convenience

stores with fuel, liquor store, car wash, automobile

sales, etc.

Newer codes are being written that allow for

commercial zoning districts to address the scale of

development and not emphasize the list of uses. For

example, there are significant differences between a

neighborhood retail store with 10,000 square feet

and a retail superstore with over 125,000 square

feet. A smaller neighborhood commercial use is

appropriate in a lower density district whereas a

large superstore which is technically the same “use”

should only be allowed in a more intense regional

commercial zoning district (Elliott, 2012).

Other considerations for commercial and industrial

zones in an updated Unified Development Ordinance

are the addition of neighborhood mixed-use and

industrial mixed-use. Both districts would be less

auto dependent and more pedestrian scaled

development options. A neighborhood mixed-use

would include services near housing that meet

everyday needs and is accessible by auto, biking and

walking. An industrial mixed-use could serve a wide

variety of residential uses, but also include light

commercial and industrial uses.

Trends in industry are smaller, quieter and safer uses

and more of these light industrial uses are being

developed by entrepreneurial firms. According to a

Brookings Institution report, more than 50,000

manufacturers in 2007 employed fewer than twenty

people. This trend in the United States is creating a

“maker” society of inventors and designers of

software, clothes, microbrews, etc. Also, these new

industries may have a technology center with some

light machinery or may create a product onsite and

have a retail component in the same building. The

new niche in manufacturing today can have makers

and residents in the same building or in adjacent

buildings (Greco, 2014).

With high population growth projected in Lancaster

County, there will continue to be tremendous

demands for residential developments. It is

extremely important for an updated UDO and

zoning map to allow opportunities for these artisan

and light urban manufacturer jobs closer to

commercial and residential uses. This will result in a

balance of new innovative jobs and housing that are

compatible with each other.


7/28/2014—Page 9

In addition to a mixed-use industry district, other

options to consider for an updated Unified

Development Code are a 1) Light industry/research

park district; 2) General manufacturing/processing/

assembly district and 3) Industry district for heavier

operations (Elliott, 2012).

3. Refine Planned Development Districts

and Overlay Districts

Lancaster County has nineteen Planned

Development Districts (PDD) and seven overlay

districts. Appendix B is a table of the Existing Planned

Development Districts. This table notes the PDD

number, name, ordinance number(s), development

status, acres, and date established. Of the 19 PDDs,

four were developed using Development

Agreements. The seven overlay districts are noted

in Table 5, Existing Overlay Districts.

Chapters 2 and 13 of the code provide regulations

for the PDD and Overlay districts; however, the

language of code for these districts should be concise

and clear to residents and potential developers. The

Historical and Natural Preservation Overlay appears

to be a separate zoning district, and not an overlay

district. An updated ordinance will allow for these

districts to be enhanced and be more efficient.

Considerations with PDDs and development

agreements are the creation of mini-zoning codes for

each PDD or development agreement that are time

consuming to administer and result in uncertainty for

developers and residents alike (Nelson, 2012). In an

updated ordinance, as PDDs and development

agreements are used, it is recommended to use

development standards from the ordinance as often

as possible to better implement the County’s vision

in the Comprehensive Plan and not simply respond

to an individual proposed development. This will

better use the tools of PDDs and development

agreements for greater flexibility and still be

consistent with the County’s comprehensive plan.

Overlay District Description

Floodplain and Floodway Overlay

Established to protect public health, safety and welfare in areas that are prone to flood. This includes the 100 year floodplain and the

floodway, the channel of a river/watercourse and adjacent land areas that must be reserved to discharge the base flood with no

cumulative increase in the water surface elevation of more than one foot.

Historical and Natural Preservation

Overlay

These areas are indicated on the Zoning Map as Landsford Canal; Andrew Jackson State Park; Forty Acre Park; and other natural

preservation areas.

Equestrian Oriented Subdivision

Overlay Established for residential developments with an emphasis on equestrian activities and amenities; i.e. Black Horse Run development.

Aviation Corridor Overlay Designed to restrict development within/adjacent to the flight path of McWhirter Field, that may pose a hazard to aviation.

Carolina Heelsplitter Overlay Imposes certain restrictions on new development that drains into the Six Mile Creek Watershed Basin to protect the endangered

species and its habitat.

Cluster Subdivision Overlay Allows for conservation subdivision development to preserve substantial open space and flexibility in lot widths for R-15, R-15P, R-30

and R-30P districts with a minimum of 30 acres or more.

Highway Corridor Overlay Creates design standards for 1,000 feet depth property parcels that front U.S. Highway 521 from the state line to Highway 75

(Waxhaw) and parcels that front Highway 160.

Table 5 - Existing Overlay Districts



7/28/2014—Page 10

4. Modernize the Uses

Land uses are provided in Chapter 3 of the Unified

Development Ordinance in a table and are defined in

Chapter 19. The uses need to be modernized and

reflect current trends in development. In addition,

several types of uses can be combined and simplified.

The use table in Chapter 3 covers approximately

thirty-five pages and is not an effective graphic for

illustrating uses and allowable districts. In the

updated Unified Development Ordinance, the uses

should be enhanced to better communicate types of

allowable uses in Lancaster County.

5. Enhance the Use Table

The use table in the Unified Development Ordinance

is included in Chapter 3, Permissible Uses. This table

is formatted over thirty-five pages and is extremely

complicated to use. In the updated Unified

Development Ordinance, the use table should be

restructured for simplicity and effectiveness. By

having a more compact and concise use table, the

Unified Development Ordinance will better

implement the Lancaster County Comprehensive

Plan. An enhanced use table will also benefit

residents and potential developers by being clear and

easy to understand.

Section III Additional

Recommendations for

Update of Code

A. Protect Rural and Urban

Neighborhoods

Lancaster County is has a mix of rural and urban

areas. The history of Lancaster County has been a

rural county; however, the high growth demands

facing the Panhandle area has created an issue of

rural and urban neighborhoods and the different

needs facing both types of communities. Lancaster

County has rural communities to the south and east

which include: Heath Springs, Kershaw and Buford.

Primarily, the Indian Land area and the City of

Lancaster are the urban areas.

Lancaster County has the great opportunity to

provide residents the choice of housing in a rural or

urban neighborhood. It is important to have the

Unified Development Ordinance recognize these

different rural and urban communities and enhance

the quality of life and development through the types

of zoning districts, uses, and standards.

The existing Unified Development Ordinance is not

extremely effective in implementing goals for strong

rural economies and balancing the growth challenges

facing the more urban areas of Lancaster County. In

an updated code, it is recommended to have

language that will result in enhanced quality

development throughout Lancaster County.

Through an updated Unified Development

Ordinance, Lancaster County can protect the rural

characteristics that make rural living a choice for

many residents with the needs of the more urban

areas. The implementation of a new Comprehensive

Plan and Unified Development Ordinance should

grow the rural and urban economies by emphasizing

the unique opportunities that exist in both types of

communities in Lancaster County.

B. Encourage Development Adjacent

to Existing Communities and

Infrastructure

As demands for growth occur in Lancaster County, it

is important to encourage development adjacent to

existing communities and infrastructure. This is

important because it is more fiscally responsible and

it results in more compact development patterns.

If developments are closer to existing communities,

services are closer together and this helps strengthen

land values of rural and urban neighborhoods.

Residents can walk and bike easier and have less

driving time if downtowns and community activity

centers have a mix of land uses. Mixed-use

developments can include new construction and

redevelopment of existing strip centers and

commercial corridors (Nelson, 2012).


7/28/2014—Page 11

Through the updated Comprehensive Plan,

opportunities can be identified for underused

properties and abandoned structures that are in and

adjacent to communities. The redevelopment of

these neighborhoods can be implemented through

the zoning and use districts applied through the code

and zoning map. When considering development

away from existing communities, the Unified

Development Ordinance and zoning map should

encourage this development at transportation nodes

and require the proposed development be

compatible with the character of the rural

community.


7/28/2014—Page 12

Appendices


7/28/2014—Page 13

Appendix A UDO Chapter

by Chapter Analysis

Chapter I Title, Purpose, and

Jurisdiction

Section 1.2 Purpose provides an overview of the

importance of the Unified Development Ordinance.

This section describes how the Unified Development

Ordinance implements the Lancaster County

Comprehensive Plan. As the current

Comprehensive Plan is updated, the policies in the

new Comprehensive Plan need to be reflected in

updated UDO Chapter on purpose.

Section 1.3 refers to the jurisdiction of the Unified

Development Ordinance as “throughout the County,

outside incorporated municipalities.”

Chapter 1 needs formatting and procedural items

updated accordingly. These include, but are not

limited to, department structure changes between

Building and Zoning referred to in Section 1.6.6.

Chapter 2 Zoning Districts and

Zoning Map

Section 2.1.1 Residential Districts Established states

the fourteen residential districts that are created

through the Unified Development Ordinance.

Section 2.1.2 Commercial Districts describes four

districts and 2.1.3 Industrial Districts provides for the

two industrial zoning. Planned Development Districts

and Overlay Districts are also included in Chapter 2.

A Mining District was established in April, 2013 and

is covered in this portion of the ordinance. The

Official Zoning Map is also reference in this part of

the UDO.

There appears to be some overlap in the residential

uses and in the updated Unified Development

Ordinance, some residential zoning districts may be

consolidated into slightly fewer, more effective

residential districts. The other components of

Chapter 2 that include Commercial Districts,

Industrial Districts, Planned Development Districts,

Overlay Districts and the Official Zoning Map should

be refined in the updated code with concise, specific

language that functions better than the existing UDO

Chapter 2.

Chapter 3 Permissible Uses

Chapter 3 has seven sections but is primarily the

permissible use table. The use table must be

restricted in an updated UDO. The current format

is not effective or useful. Section 3.3 states that to

preserve rural character, that all agricultural activities

shall be a permitted use in all residential, commercial

and industrial districts. Depending on the outcome

of the new Comprehensive Plan, there may be a

direction to protect all rural areas and allow

agriculture uses, but promote growth in urban areas

with limited agriculture activities, such as urban

farming, etc.

Chapter 4 Conditional and Special

Exception Uses

Sections 4.1.2 and 4.1.33 cover thirty-one

Conditional Uses requiring only an administrative

review process. Section 4.2.1—4.2.15 has fourteen

Special Exception uses that require Board of Zoning

Appeals review and approval.

A summary of the Conditional Uses covered in

Chapter 4 are adult day care; bed and breakfast;

business uses; child day care; commercial kennels;

convenience centers; home occupations; hotel/motel;

livestock auction houses; motor vehicle related

businesses; manufactured homes; manufactured

home parks; manufactured home storage lots;

manufactured home subdivisions; manufacturing /

processing uses; mini-warehouses; private or

commercial horse stables; recycling facilities;

residential uses in other districts; stockyards;

dependent care residences; residences under repair;

temporary structures; wireless communications;

motor vehicle dealers; body piercing; mining; golf

courses; livestock; wastewater treatment; and

temporary employee housing. The Special Exception

uses include automotive wrecking; adult uses; debris

landfills; race tracks; pistol range; sanitary landfills;

sold waste storage; special events; video games;

turkey shoots; solid waste processing; waste tire

processing; composting; and paintball ranges.

Several inconsistencies were noted during review

and evaluation. Several issues were identified

regarding distance requirements, outdated language

and other items related to buffering. Chapter 3 has

many typos and needs revisions to terminology.


7/28/2014—Page 14

Chapter 5 Density and Dimensional

Regulations

Section 5.1 covers minimum lot sizes for all zoning

districts. Section 5.2 sets the residential density and

Section 5.3 sets the minimum lot widths. Chapter 5

also covers building setbacks and height limitations.

These sections would be better suited to be placed

with the District Standards chapter. The distance

requirements for minimum lot sizes, lot widths,

density, setbacks, etc. would be summarized adjacent

to the other regulations for the individual district.

Under Section 5.2.2, the language covers two-family

conversions and primary residences with an

accessory apartment. There is a typo in this section

regarding multifamily conversions into three or four

dwelling units. This language should be removed

from an updated code.

Other sections that need updating are Section 5.2.4

on zero lot lines homes. The graphics displaying the

requirements are not descriptive and do not clarify

the requirements of this section. In the updated

Unified Development Ordinance, zoning districts that

allow for zero lot line homes would have the

information on the regulations within the District

Standards chapter.

Section 5.5.2 addresses corner lot regulations and

accessory buildings and the regulations in this

section. While the regulations are well intended, in

an updated ordinance the standards for accessary

structures on rural large lot homes may be

appropriate to allow an accessory building in the side

yard of a corner lot. Whereas, this would not be

appropriate for an accessory structure in the side

yard of a corner lot on a smaller lot in an urban

setting.

Like other chapters in the Unified Development

Ordinance, Chapter 5 also includes definitions that

should be included in a separate chapter solely with

definitions. There is language in Chapter 5 that

covers when property is donated to the County and

how the minimum number of lots may be reduced.

This language is vague and should be clarified in an

updated code.

Chapter 6 Permit Approval

Section 6.1 covers the permits required for zoning,

special exception, and sign permits. Many sections of

Chapter 6 describe the steps for acquiring permits.

There is terminology that needs to be updated

related to the department structure between Zoning

and Building departments. There are also many

sections of the Unified Development Ordinance that

are extremely subjective and should be strengthened

in an updated code to be more effective.

Section 6.1.8.2.d.ii states one finding and also states

the complete opposite regarding a decline in adjacent

property values. Another example of this is found in

Section 6.1.9.2 which refers to work being

suspended for a period of one year and the permit

shall not be affected. There is no explanation of

when the one year time period begins. This section

of Chapter 6 also refers to permit extensions being

extended successively for periods of one year with

no regard to the limit of such extensions. Section

6.1.11 addresses amendments and modifications to

permits and the language is vague and subjective.

Chapter 7 Enforcement and Review

There are ten sections within Chapter 7 that state

the authorities of the Building and Zoning

Department and the Planning Department. Since the

Building and Zoning Department was separated

organizationally, the language in the Unified

Development Ordinance needs to reflect the current

departmental structure. Chapter 7 covers violations,

permit revocation, and stop work orders also.

Chapter 8 Administrative Mechanisms

Section 8.1 addresses the Board of Zoning Appeals;

Section 8.6 covers the Construction Board of

Adjustment and Appeals; Section 8.7 is the Planning

Commission; and 8.8 is the Powers and Duties of the

Zoning Official.

The administrative requirements of the UDO are

included in many chapters. It is recommended that

the UDO have administrative agencies covered in

one chapter and administration of the UDO covered

in a following chapter. Having a concise format for

administration will create a UDO that is extremely

effective. Also, it is recommended that the updated

UDO include the development of an Application

Submittal Requirements list or a Administrative

Manual with an Application Submittal Process. This

will create a code that is more concise.


7/28/2014—Page 15

Chapter 9 Nonconforming Situations

Chapter 9 has eight sections and describes

nonconforming uses and continuation and

discontinuance of nonconforming uses.

The major content issue in Chapter 9 is Section 9.5.3

which states that a damaged non-conforming building

or structure may be reconstructed or restored if the

cost to repair is less than 75 percent of the

replacement cost. The Lancaster County Flood

Damage Prevention Ordinance states 17, Substantial

Damage Determination uses 50% of the market value

of the structure before the damage occurred. If the

costs to repair exceeds 50% of the market value, the

structure must be repaired according to the Flood

Damage Prevention Ordinance and not be repaired

back to its nonconforming status. The Flood

Damage Prevention Ordinance is the model

ordinance recommended by the National Flood

Insurance Program. It is recommended that in the

updated Unified Development Ordinance, 50% be

used instead of the 75% included in the ordinance

today.

The 75% is also included in Section 9.8.1 and 9.8.5

referring to a conforming use being damaged beyond

75% of the fair market value, it shall not be

reestablished. Again, revisions to these sections of

the Unified Development Ordinance referring to

nonconforming uses will provide consistency

regarding nonconforming structures and uses.

Chapter 9 could be restructured from its existing

eight sections to the following four:

1) Purpose; 2) Determination of Nonconforming Use

Status; 3) Criteria for Nonconforming Status; and 4)

Repair and Maintenance. This will keep the content

of subject matter and simplify the format.

Chapter 10 Signs

Twenty-two sections are included in Chapter 10.

Chapter 10.6 has 46 definitions that would be better

included with the definitions chapter of the Unified

Development Ordinance, not within another

chapter. This chapter also has additional sign

definitions in other sections that further complicate

the reading and use of the Unified Development

Code. It is important for consistency and better

understanding of the Unified Development

Ordinance that all definitions be combined in one

area of the document.

This chapter has some issues with cleaning up

reference numbers that are not correct and

inconsistent. The illustrations are poor and better

graphics are necessary in the updated Unified

Development Code document. It is very important

to have clear and precise illustrations so that the

intent of the sign regulations is easily understood and

implemented. The chapter has requirements with

various sign square footages for the existing twenty

zoning districts, which some are in need of updating

in the new code. Also, the updated code should

require common sign packages for multi-tenant

centers.

By reformatting the content and simplifying the

sections of Chapter 10, the Unified Development

Ordinance will function more efficiently.

Chapter 11 Parking

Definitions begin Chapter 11 and the chapter has a

table with the parking requirements for 66 land uses.

These requirements are in need of updating and

should be reflected in the Unified Development

Ordinance differently. The parking requirements

table can be simplified and directly tied with the

following general categories: 1) Single-family

dwellings; 2) multi-family dwellings; 3) places of public

assembly, such as places of worship, auditoriums,

theaters; 4) schools; 5) institutions, public and semi-

public buildings; 6) commercial retail sales and

service; 7) commercial office buildings, professional;

8) commercial recreation facilities, restaurants; 9)

commercial hotels and motels; 10) warehouses; 11)

industrial uses.

The current Unified Development Ordinance

specifies in 11.3.1 flexibility in the administration of

parking standards. If the parking categories are more

generalized, from 66 land uses to approximately a

dozen categories, the need for flexibility through

administrative review may be decreased.

In the updated UDO, consideration should be given

for parking lots to provide screening, tree canopy,

reduce storm water runoff as well as adequate

pedestrian access and site circulation. Also, parking

requirements should allow for developments with

adjacent uses that are able to share spaces depending

on time of day of the operations and if the maximum

number of parking spaces required are what is

actually needed for the establishment. For example,

some communities allow a small percentage of the

parking spaces required to be held in reserve and


7/28/2014—Page 16

not constructed to allow the property owner and

jurisdiction to evaluate if the total parking spaces

required are justified. These are some options to

consider in updating the Unified Development

Ordinance.

Chapter12 Landscaping Requirements

Chapter 12 includes fourteen sections on

requirements for landscaping. Section 12.11.1 has

eight urban forestry policies that are applicable to

this chapter and would be best at the beginning of

Chapter 12. Also, 12.2.1 notes the policies that are

important for screening and buffering between

different land uses. Twenty definitions are included

in Chapter 12, of which, there are four buffers that

are described: 1) Type 1 Buffer Yard, medium

density of 15 feet to partially block; 2) Type 2 buffer

yard, medium-high density screen of 20 feet to

substantially block; 3) Type 3 buffer yard, to reduce

instructive light and sound; and 4) Type 4 buffer yard,

a very high density screen of 30 feet to substantially

block and create spatial separation.

The graphics and illustrations need improvement and

Chapter 12 provides for points per type of buffer

yard; however, the point system is not clear and the

graphic used is inadequate.

In the updated Unified Development Ordinance, the

standards for the buffer requirements can be

strengthened and more clear to understand. The

results will be better buffers between incompatible

adjacent uses and greater privacy and protection of

adverse impacts between different zoning districts.

The other issue with Chapter 12, Landscaping

Requirements is another portion of the Unified

Development Ordinance exists, Chapter 22, Guide

for Landscaping overlaps with the regulations found

in Chapter 12. These two chapters should be

consolidated in an updated Unified Development

Ordinance. A possible title for the consolidated

chapter could be Tree Protection, Landscaping and

Buffers.

Chapter 13 Land Development

Regulations (Subdivisions)

Sixteen sections are included in Chapter 13. The

major topic areas in this chapter are land

development requirements and standards. There are

75 definitions that should not be located within

Chapter 13, but should be in the definitions chapter

of the updated UDO. Chapter 13 covers many

administrative processes that in an updated UDO

should be located in the Administrative Agencies or

Administration chapters.

In addition to some structural flaws with Chapter 13,

issues were identified regarding standards that were

not specified or that are in conflict with the

International Fire Code. These include street length

for turn around and types of turn around. Other

issues include the distance of structures from public

water, fire hydrants, and water main minimum size.

There are also some parts of Chapter 13 that may be

included in an Application Submittal Requirements

list or in an Administration Manual with an

Application Submittal Process.

By updating this Chapter in a new UDO, the code

requirements will be better communicated to all

residents and potential developers and function

better for administration of the code.

Chapter 14 Streets and Sidewalks

Chapter 14 consists of two part: 1) Street names

and house numbers and 2) Uniform addressing and

numbering. In an updated Unified Development

Ordinance, these subject items covered in Chapter

14 should be included with a chapter on Subdivision

and Infrastructure Standards.

Chapter 15 Utilities

This chapter covers utilities within thirteen sections.

This could be incorporated into an updated Unified

Development Ordinance as Subdivision and

Infrastructure Standards. Topics included within

Chapter 15 are ownership and easement rights;

service of lots; sewer; water; lighting; and fire

hydrants.


7/28/2014—Page 17

Chapter 16 Flood, Drainage,

Stormwater, Sediment, and Erosion

Chapter 16 has two main topics, flood and drainage,

erosion control, and stormwater management. The

first portion of Chapter 16 does not mention the

Lancaster County Flood Damage Prevention

Ordinance. In an updated Unified Development

Ordinance, the Flood Damage Prevention Ordinance

should be incorporated into a chapter on Erosion,

Flood, Stormwater, and Watershed Provisions.

Chapter 17 Open Space

Chapter 17 describes the benefits of open space for

public health, safety and welfare, and provides some

general statements regarding open space and

recreational facilities in residential developments.

No precise standards or designs are included in

Chapter 17 that would result in a range of specific

open spaces to enhance quality of life. The

percentage of space designated as open space is not

as critical as the design of the open space that will

support specific activities.

The topic of open space and parks can be addressed

together in an updated Unified Development

Ordinance and provide structure for neighborhood

parks and open space for residential developments.

Such designations could vary based on the zoning

district and include 1) Park/Greenway (minimum 4

acres, greenways no minimum); 2) Green (minimum

1/2 acre to maximum 4 acres); 3) Square (minimum

1/4 acre to maximum 2 acres); 4) Playground; 5)

Community Garden. These requirements could

include required open space guidelines for

unimproved along a Special Flood Hazard Area and

credit for proximity to an existing park, minimum

amenities, and payment in lieu of park space

dedication. By strengthening this chapter of the

updated Unified Development Ordinance, all

residents throughout Lancaster County could live

close to a usable open space, greenway and/or park.

Within the updated UDO, the Katawba Valley Land

Trust, a non-profit conservation organization

dedicated to the protection of natural and cultural

resources, can be an asset with open space in

Lancaster County. The Katawba Valley Land Trust

covers five counties in South Carolina. Through the

work of the Katawba Valley Land Trust over the past

twenty years the following land in Lancaster County

has been conserved: 1) 2,500 acres at the Forty-

Acre Rock Heritage Site; 2) 200 to 1,400 acres

around Landsford Canal State Parks; and 3) Lancaster

Greenway Preserve within the City of Lancaster

(KVLT, 2014).

Chapter 18 Amendments

Eight sections are included in Chapter 18 on

Amendments. The information included in this

chapter should be incorporated into an updated

Unified Development Ordinance on Administration.

This will simplify the Unified Development

Ordinance format and consolidate the administrative

items into a more concise location in the updated

code.

Chapter 19 Definitions

Chapter 19 consists of 213 Definitions. As

previously mentioned, definitions are also included in

chapters throughout the Unified Development

Ordinance. In an updated Unified Development

Ordinance, the definitions should be in one chapter

and be separated into two sections 1) Use Type

Definitions and 2) General Definitions. The benefit

of having all definitions in one chapter of the Unified

Development Ordinance makes the remaining

chapters of the code more concise and easier to

read.

Chapter 20 Information Required

with Applications

Section 20.1 provides the framework for the

information that is required with an application filled

with Lancaster County. Other sections of Chapter

20 detail the information that is required. The

number of copies of plans and documents is also

included in Chapter 20.

An updated Unified Development Ordinance should

not include the details of the application

requirements, but rather create an Administrative

Manual with Application Submittal Process.


7/28/2014—Page 18

Chapter 21 Specifications for Street

Design and Construction

Sections 21.1—21.15 detail the specifications for

street design and construction. It is recommended

that the information included in Chapter 21 be

included in the updated Unified Development

Ordinance on Subdivision and Infrastructure

Standards.

There are also road regulations in Chapter 26 of the

Code of Ordinances for Lancaster County that

should be considered to be included in an updated

UDO.

Chapter 22 Guide for Landscaping

Chapter 22 establishes standards for trees along

streets and in parking areas. It includes a guide for

planting shrubs and lists of recommended trees and

shrubs. This chapter also has plant purchasing

specifications. There are minimal requirements for

the protection and/or retention of large trees during

construction. As mentioned in the analysis of

Chapter 12, Landscaping Requirements, the

information included in Chapter 22 could be

incorporated with the previous chapter on

landscaping. In the undated Unified Development

Ordinance the chapter could be titled, Tree

Protection, Landscaping and Buffers. Language to

protect trees during construction should be included

in a updated UDO (URG, 2010).

Graphics could be incorporated into the new code

and the list of the recommended tree species could

be provided administratively and not listed in the

Unified Development Ordinance.

Chapter 23 Development Agreements

There are ten sections within Chapter 23 that cover

Development Agreements. Topics include minimum

requirements and content of agreements. It is

recommended in the updated code that development

agreements be included in an Administration chapter

and not as a stand alone chapter. Also, development

agreements should maintain the standards in the

updated UDO when possible to better implement

the goals and objectives in the Lancaster County

Comprehensive Plan.


7/28/2014—Page 19

No. Name Ordinance No./Development Status Acres Date

1. Hwy 903 #273, residential use only Not available 6/26/1995

2. Bear Creek Landing aka Edgewater #322, #348, #356, mixed-use, on the Catawba River, minimally developed 6,261 10/25/1999

3. Firethorne Adjacent to NC border, residential use only 75.75 n/a

4. Queensgate #870, Corner of U.S. Hwy 521 N. and Hwy 160, residential use only 44 12/3/2007

5. Bailes Ridge #458, Hwy 160, residential development built out, commercial is still under development 467 4/8/2002

6. Family Center/Tree Tops #464, Van Wyck Road, partially developed as a camp, redevelopment is currently proposed 605 11/26/2001

7. Cornerstone #497, U.S. Hwy 521 N., residential use only 50 5/6/2002

8. Walnut Creek aka Edenmoor #710, #772, mixed-use, still under construction 903.19 9/25/2006

9. Food Lion/Cobblestone #574, U.S. Hwy 521 N., residential built out, commercial still active Not available 4/7/2003

11. Bridgemill #537, U.S. Hwy 521 N. and Possum H Rd, no commercial construction started, residential 271 4/7/2003

12. Calvin Hall #566, residential use only, built out 44.84 10/27/2003

13. Hanover Crossing #592, residential complete, commercial under development 42.5 4/7/2008

14. Aumond Glen #628, residential use only, built out 90.3 1/4/2005

16. Reid Pointe #504, Hwy 160, residential active, no commercial started 803.2 7/28/2002

18. Sun City Carolina Lakes #644, #660, #691, West of U.S. Hwy 521 N., commercial complete, residential underway, 1,526.83 1/9/2005

20. Wallace Tract– Pulte Homes #645, #659, #688, #878, #798, East of U.S. Hwy 521 N., commercial complete, residential still

active, development agreement included

424.33 1/7/2008

21. Cambridge– Ansley Park #650, #796, U.S. Hwy 521 N./Henry Harris Road, mixed-use, no construction started 190.87 1/29/2007

23. Rosemont #725, Hwy 160, mixed-use, construction underway 160.60 3/27/2006

26. U.S. Trust #959, mixed-use, construction underway, development agreement included 411 12/1/2008

Appendix B - Existing Planned Development Districts

Source: Lancaster County Planning Department, 2014


7/28/2014—Page 20

Appendix C

Format of Page Example

Source: Town of Port Royal, SC


7/28/2014—Page 21

Appendix D

Illustration Example

Source: City of Wilson, NC


7/28/2014—Page 22

Appendix E

Table of Contents Example

Source: City of Wilson, NC


7/28/2014—Page 23

Appendix F - Referencing and Resources

Catawba Regional Council of Governments. 2012. “Comprehensive Economic Development Strategy for the Catawba Region”.

City of Wilson, North Carolina. 2013. “Unified Development Code”. Available at http://www.wilsonnc.org/attachments/pages/545/WilsonUDO_LowRes.pdf.

Elliott, Donald L. 2012. “Practice Consolidation”. Zoning Practice, Issue Number 2, February, American Planning Association.

Greco, JoAnn. 2014. “Making Way”. Planning, Vol. 80 Number 2, Issue February, 20—26. American Planning Association.

Katawba Valley Land Trust. 2014. Available at http://dev.kvlt.org/?page_id=446

Nelson, Kevin. 2012. “Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Code”. United States Environmental Protection Agency.

Town of Port Arthur, South Carolina. 2014. “The Port Royal Code”. Available at http://www.portroyal.org/pdf/port_royal_code_toc.pdf.

Urban Resource Group. 2010. “US 521/SC 9 Corridor Study Final Report”. Kimley-Horne Associates.

unified development...

Documents